Miami-Dade County, FL Zoning Overlays & Bonuses: Downtown Design Guide (2026)
Key Facts
- Where it applies
- Downtown Kendall Urban Center District only
- Tower height cap
- 13 stories max (Core sub-district)
- Site plan review
- 21 days, administrative approval
- Variance limit
- Height, colonnade rules cannot be varied
Summary
Miami-Dade County's Downtown Kendall Urban Center District imposes a form-based design code with build-to lines, colonnade and streetwall rules, and building heights up to seven-story pedestals and thirteen-story towers on two areas straddling US Highway 1 in unincorporated Kendall.
This article applies to two (2) contiguous areas on each side of US Highway 1... The intention of this Article is to produce a Metropolitan urban center that fulfills the goals, objectives and policies of the County's Comprehensive Development Master Plan by: (A) Coordinating the development intensity within the district by the proximity to mass transit; (B) Organizing an interconnected network of colonnaded or tree lined streets to improve pedestrian access to transit; and (C) Creating good public open space...
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 135).
Full Breakdown
Article XXXIII(I) of Chapter 33 creates the Downtown Kendall Urban Center District, covering two contiguous areas straddling US Highway 1 between the Palmetto and Snapper Creek Expressways. Its Development Parameters set pedestal, tower and penthouse heights, build-to lines, streetwall and colonnade standards, and off-street parking setbacks by sub-district (Core, Center, Center DRI, Edge) and street frontage type (A through F). Site plans are reviewed and approved administratively by the Planning and Zoning Department within 21 days, but building height, habitable-space, colonnade, and street/square landscape requirements cannot be varied through the zoning hearing process. Applies only within unincorporated Miami-Dade County (Kendall), not neighboring municipalities.
Violations & Fines
Developing without an approved site plan, or exceeding pedestal/tower height, build-to line, or colonnade standards, blocks permit issuance; the Director of Planning and Zoning denies noncompliant applications in writing with stated grounds.
Frequently Asked Questions
Does this design code apply outside Kendall?
Can I get a variance from the height or colonnade rules?
Sources & Official References
Other rules in Miami-Dade County
Florida rules heatmap·Compare Miami-Dade County to another location·View the Florida zoning overlays & bonuses overview
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